860 River Crest Dr
West Sacramento 95691 · The Rivers · West Sacramento · Coordinates: 38.60283, -121.52196
Executive Verdict · Public-Records Synthesis
Zoned R1-A in West Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $584,000 ($514,000–$654,000).
Upsides & Opportunities
- ✓ Clear of mapped FEMA flood, CAL FIRE, and fault zones
0% parcel overlap with FEMA Special Flood Hazard Areas, State/Local Fire Hazard Severity Zones, and CGS Alquist-Priolo Earthquake Fault Zones.
Source: FEMA NFHL · CAL FIRE FHSZ · CGS Alquist-Priolo
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-A supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,025 sq ft lot.
Source: West Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 13, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of West Sacramento Community Development, Building Permits (parcel APN)
Watchouts & Due Diligence
- ! Delayed or open permit activity on this parcel
New home: Active in "Issued" for 2 yr (first record Nov 21, 2024) with no new permit activity recorded in 2 yr.
Source: City of West Sacramento Community Development, Building Permits (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 0 Gateway Oaks Dr (0.44 mi NE, issued). Inspect timeline history before assuming near-term completion.
Source: City of West Sacramento Community Development, Building Permits · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$7,108/yr at $584,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$592/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 11,025 sq ft (0.25 ac)
- Assessor use:
- Vac R-1 w/Utilities
- Tax rate area:
- 004079
- Addresses on lot:
- 860 RIVER CREST DRIVE
Zoning & Land Use
R1-A — Residential One Family (West Sacramento)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-A (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-A, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-A, a single-family residential zone. The lot is 11,025 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- No mapped flood hazard zone · FIRM panel 06113C0635G, effective June 18, 2010
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $514,000 – $654,000 · Status: Off market
HUD Small Area FMR (ZIP 95691) · FY 2026
Studio $1,450 · 1BR $1,460 · 2BR $1,910 · 3BR $2,650 · 4BR $2,970
Nearby Activity (½ mile radius, since November 2024)
17 active or recent development projects (16 housing units across completed, permitted, and pipeline stages) and 248 total building permits recorded within ½ mile.
- New construction1 permit
- Demolition1 permit
- Additions & renovations18 permits
- Building systems131 permits
- Repairs2 permits
- Other95 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home (Issued)On this parcel
Active in "Issued" for 2 yr (first record Nov 21, 2024) with no new permit activity recorded in 2 yr.
- Demolition at 0 Gateway Oaks Dr (Issued)0.44 mi NE
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
- New home (Issued)100 ft SW
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
- New home (Issued)0.22 mi SE
Active in "Issued" for 2.4 yr (first record Jul 1, 2024) with no new permit activity recorded in 2.4 yr.
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 26CAP00000001WX | Other | Permitted | Iss. Apr 13, 2026 | $98,000 | — |
| 25CAP000000074I | Fire alarm / sprinkler | Permitted | Iss. Nov 24, 2025 | $13,740 | — |
| 23CAP00000004SG | Other | Permitted | Iss. Aug 3, 2023 | $20,000 | — |
| 22CAP000000036N | Other | Permitted | Iss. Jun 6, 2022 | $1,764,000 | — |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2024).